On this page 6
§ 02
When a permit is required
Permit triggers and exempt work for Highland County
A building and/or zoning permit is required for any new construction, alterations, additions, demolitions, accessory buildings, agricultural structures, swimming pools, signs, and other construction improving or upgrading property in Highland County or the Town of Monterey. A zoning permit may also be required when a use changes even without construction. Land disturbance over one-half acre requires a separate land-disturbance permit.
One-story detached tool or storage sheds and similar detached structures up to 256 square feet
Utility-service prefabricated buildings up to 150 square feet
Tents up to 900 square feet with occupant load of 50 or less
Fences (unless required for pedestrian safety or as pool barriers)
Certain walls and retaining walls
Small shallow pools meeting USBC dimension thresholds
Certain signs
Replacement of same-capacity aboveground LP-gas containers by the serving supplier
Flagpoles 30 feet or less in height
Certain temporary ramps
Like-for-like window and door replacements in qualifying residential occupancies
Replacement plumbing fixtures without piping alteration
Certain light fixtures and devices
Certain non-gas and non-oil mechanical appliance replacements
Qualifying roof covering or siding replacement
Limited roof decking replacement
Floor finishes, cabinetry or trim, and paint or wallpaper
- Exempt One-story detached tool or storage sheds and similar detached structures up to 256 square feet
- Exempt Utility-service prefabricated buildings up to 150 square feet
- Exempt Tents up to 900 square feet with occupant load of 50 or less
- Exempt Fences (unless required for pedestrian safety or as pool barriers)
- Exempt Certain walls and retaining walls
- Exempt Small shallow pools meeting USBC dimension thresholds
- Exempt Certain signs
- Exempt Replacement of same-capacity aboveground LP-gas containers by the serving supplier
- Exempt Flagpoles 30 feet or less in height
- Exempt Certain temporary ramps
- Exempt Like-for-like window and door replacements in qualifying residential occupancies
- Exempt Replacement plumbing fixtures without piping alteration
- Exempt Certain light fixtures and devices
- Exempt Certain non-gas and non-oil mechanical appliance replacements
- Exempt Qualifying roof covering or siding replacement
- Exempt Limited roof decking replacement
- Exempt Floor finishes, cabinetry or trim, and paint or wallpaper
Note: No Highland County-specific exempt-work handout was identified on the county website. The exemptions listed are drawn from Virginia USBC Section 13VAC5-63-80 as currently in effect. Even where work is exempt from a building permit, Highland County may require permits in locally designated historic districts and for otherwise exempt work in special flood hazard areas. Zoning review may also be required. Confirm with Highland County Department of Building and Zoning before proceeding.
Required documents
- Completed Highland County building permit application form
- Site plan showing lot dimensions, existing and proposed structures, setbacks, easements, watercourses, rights-of-way, and abutting-property information
- Two sets of building plans
- Supplemental electrical, plumbing, mechanical, fire sprinkler, or other plans when required
- Sealed plans when required by occupancy or project size
- Virginia Department of Health well and septic approval, or Town of Monterey utility acceptance letter, for new homes
- VDOT entrance approval when a new entrance onto a state highway is required
- Mechanics' lien agent request for one-family and two-family residential permits, if requested by the applicant
- Building code
- 2021 Virginia Uniform Statewide Building Code (USBC), effective January 18, 2024 statewide. Note: the Highland County Building and Zoning website still references older 2015 code editions; current enforcement follows the 2021 USBC as confirmed by Virginia DHCD.
- Permit validity
- Under Virginia USBC rules (13VAC5-63-100), a permit application is deemed abandoned if not pursued in good faith within six months after filing. An issued permit may be revoked if work does not commence within six months after issuance or is suspended or abandoned for six months, subject to written extensions granted by the building official.
- Owner-builder
- An owner may apply for a permit as the applicant under 13VAC5-63-80. Under Code of Virginia Section 54.1-1111, the applicant must provide proof of contractor licensure or file a written statement that licensure is not required for the scope of work.
- Contractor requirements
- Highland County links directly to DPOR contractor resources. State law requires permit applicants to provide satisfactory proof of Virginia contractor licensure or a written statement of exemption before permit issuance under Code of Virginia Section 54.1-1111. Proof that any required local taxes or license fees have been paid is also required.
§ 03
Application process
Application → plan check → issuance → inspection → final
- 01 Confirm the parcel zoning with Highland County Building and Zoning before preparing the permit package. Call (540) 468-2323 and review the zoning ordinance and GIS resources.
- 02 Obtain prerequisite outside approvals before submittal. For water and sewer connections, obtain either a Virginia Department of Health well and sewage disposal approval or a Town of Monterey utility acceptance letter for public water and sewer hookup. For commercial entrances and any new residential roadway entrance onto a state highway, obtain VDOT approval.
- 03 Download the applicable county forms from the Permits and Forms page at highlandcovabz.org/permits-forms. Typical forms include the building permit application, zoning permit forms, land-disturbance permit form, conditional use permit form, and farm structure exemption application.
- 04 Assemble the required submittal set. Include a site plan showing lot dimensions, existing and proposed structures, setbacks, easements, watercourses, rights-of-way, and other affected abutting-property information. Include two sets of building plans, and supplemental trade plans or sealed plans where required by occupancy or project size.
- 05 Submit the completed package by email to jsimmons@highlandcova.org, by mail to PO Box 188, Monterey, VA 24465, or by hand delivery to 30 Spruce Street, Monterey, VA 24465.
- 06 Wait for county review and fee calculation. The county does not publish a standard turnaround time for building permit review.
- 07 After approval, pay by cash, check payable to Highland County, or credit card. Note that credit card transaction fees apply.
- 08 Post the issued permit so it is visible from the street for the duration of the project.
- 09 Schedule all required inspections by calling (540) 468-2323 at least 48 hours before the inspector is needed on site.
§ 04
Fee schedule
Highland County building permit fees
Fee type
Amount
01
Minimum permit fee
$10.00 for trade permit alterations, renovations, and repairs on valuation from $0 to $250. $15.00 zoning permit fee (per ICC building fee sheet). $200.00 minimum for land-disturbance permits up to one acre.
02
Permit fee formula
Trade permit fees are valuation-based: $2.55 per thousand for alterations, renovations, and repairs, with the rate modified by 0.001 per increasing cost but not less than $1.10 per thousand; for permits above $5,001, an additional $2.00 per thousand over that amount applies. Building fees per the ICC schedule are occupancy-group and square-foot based at a Highland permit fee of 0.002 per square foot plus an enterprise fund fee of 0.002 per square foot, for a total rate of 0.004 per square foot. Land-disturbance permits are flat-fee at $200.00 up to one acre, plus $10.00 for each additional acre (any portion of an acre counts as a full acre).
03
Trade permit fee
Valuation-based; see fee formula. ICC building fee schedule also available at the fee schedule URL.
Payment accepted by cash, check payable to Highland County, or credit card. Credit card transaction fees apply.
Fees change periodically. Confirm at the official fee schedule ↗ before budgeting.
§ 05
Required inspections
Scheduling and sequence
How to schedule
- (540) 468-2323 (phone)
- Scheduling deadline
- Inspections must be scheduled at least 48 hours before the inspector is needed on site.
- Inspection hours
- Monday through Friday, 9:00 a.m. to 4:00 p.m. The Building Inspector and Zoning Administrator is not available for inspections or permit issuance on the second Thursday of each month due to training.
Typical sequence: Common inspections include: building footers, slab, foundation, framing, insulation, drywall, chimney, firewall, fire separation wall, and final; plumbing under slab, rough-in, service lines, and final; electrical under slab, rough-in, and final; mechanical under slab, rough-in, gas lines, gas fireplaces or logs, and final. A reinspection fee may be charged if required items are incomplete at the time of inspection.
§ 06
Frequently asked
Common questions about unincorporated Highland County permits
01 Do I need a building permit in unincorporated Highland County, VA? ▸
A building and/or zoning permit is required for any new construction, alterations, additions, demolitions, accessory buildings, agricultural structures, swimming pools, signs, and other construction improving or upgrading property in Highland County or the Town of Monterey. A zoning permit may also be required when a use changes even without construction. Land disturbance over one-half acre requires a separate land-disturbance permit.
02 How much does a building permit cost in unincorporated Highland County, VA? ▸
Building permit fees in unincorporated Highland County, VA are set by the local building department and vary by project type and valuation. The minimum permit fee is $10.00 for trade permit alterations, renovations, and repairs on valuation from $0 to $250. $15.00 zoning permit fee (per ICC building fee sheet). $200.00 minimum for land-disturbance permits up to one acre.. Fees are calculated as: Trade permit fees are valuation-based: $2.55 per thousand for alterations, renovations, and repairs, with the rate modified by 0.001 per increasing cost but not less than $1.10 per thousand; for permits above $5,001, an additional $2.00 per thousand over that amount applies. Building fees per the ICC schedule are occupancy-group and square-foot based at a Highland permit fee of 0.002 per square foot plus an enterprise fund fee of 0.002 per square foot, for a total rate of 0.004 per square foot. Land-disturbance permits are flat-fee at $200.00 up to one acre, plus $10.00 for each additional acre (any portion of an acre counts as a full acre)..
03 How do I apply for a building permit in unincorporated Highland County, VA? ▸
To apply for a building permit in unincorporated Highland County, VA, follow these steps: 1. Confirm the parcel zoning with Highland County Building and Zoning before preparing the permit package. Call (540) 468-2323 and review the zoning ordinance and GIS resources. 2. Obtain prerequisite outside approvals before submittal. For water and sewer connections, obtain either a Virginia Department of Health well and sewage disposal approval or a Town of Monterey utility acceptance letter for public water and sewer hookup. For commercial entrances and any new residential roadway entrance onto a state highway, obtain VDOT approval. 3. Download the applicable county forms from the Permits and Forms page at highlandcovabz.org/permits-forms. Typical forms include the building permit application, zoning permit forms, land-disturbance permit form, conditional use permit form, and farm structure exemption application. 4. Assemble the required submittal set. Include a site plan showing lot dimensions, existing and proposed structures, setbacks, easements, watercourses, rights-of-way, and other affected abutting-property information. Include two sets of building plans, and supplemental trade plans or sealed plans where required by occupancy or project size. 5. Submit the completed package by email to jsimmons@highlandcova.org, by mail to PO Box 188, Monterey, VA 24465, or by hand delivery to 30 Spruce Street, Monterey, VA 24465. 6. Wait for county review and fee calculation. The county does not publish a standard turnaround time for building permit review. 7. After approval, pay by cash, check payable to Highland County, or credit card. Note that credit card transaction fees apply. 8. Post the issued permit so it is visible from the street for the duration of the project. 9. Schedule all required inspections by calling (540) 468-2323 at least 48 hours before the inspector is needed on site.
04 What work is exempt from building permits in unincorporated Highland County, VA? ▸
Not all construction work requires a permit in unincorporated Highland County, VA. The following work is generally exempt: One-story detached tool or storage sheds and similar detached structures up to 256 square feet; Utility-service prefabricated buildings up to 150 square feet; Tents up to 900 square feet with occupant load of 50 or less; Fences (unless required for pedestrian safety or as pool barriers); Certain walls and retaining walls; Small shallow pools meeting USBC dimension thresholds; Certain signs; Replacement of same-capacity aboveground LP-gas containers by the serving supplier; Flagpoles 30 feet or less in height; Certain temporary ramps; Like-for-like window and door replacements in qualifying residential occupancies; Replacement plumbing fixtures without piping alteration; Certain light fixtures and devices; Certain non-gas and non-oil mechanical appliance replacements; Qualifying roof covering or siding replacement; Limited roof decking replacement; Floor finishes, cabinetry or trim, and paint or wallpaper. Note: No Highland County-specific exempt-work handout was identified on the county website. The exemptions listed are drawn from Virginia USBC Section 13VAC5-63-80 as currently in effect. Even where work is exempt from a building permit, Highland County may require permits in locally designated historic districts and for otherwise exempt work in special flood hazard areas. Zoning review may also be required. Confirm with Highland County Department of Building and Zoning before proceeding. When in doubt, confirm with the local building department before starting work.
05 How do I schedule a building inspection in unincorporated Highland County, VA? ▸
Once your permit is issued and work reaches an inspection milestone, you can schedule a building inspection in unincorporated Highland County, VA via: (540) 468-2323. Inspections must be scheduled at least 48 hours before the inspector is needed on site..
last verified April 2026
source Highland County Department of Building and Zoning ↗
entry id permits/virginia/highland/highland-county
Educational reference. Permit rules and fees change — confirm current requirements directly with Highland County Department of Building and Zoning before applying. Jaspector is not legal advice.